It might be a smart idea to contact some private lenders! 

For example, you are not allowed to co-mingle personal funds with plan funds or work on the property yourself.I think that cashing out an IRA to buy rentals is not a terrible idea if you can get decent returns in your market.

The idea of "economy of scale" on small properties like duplexes is largely a myth.

To give you an idea of what taxes look like on a sale below is an example for a property in Texas, obviously everyone's situation is unique and you'll need to meet with a CPA. 

I think investing out of state in a D area is a bad idea.

(And no, the "acquisition fee" or carried interest at the end of the investment are ******** answers to "most of my net worth is in the deal").When the investor, whether it's a 27 year old putting their first $50K or $100K into something, or a 45 year old worth $15M putting $9M into their business idea, goes all-in, that's when my ears perk up. 

Also, good idea about the CPA.

@Jason Wray Thank you very much for this response ..I’ve never sold one of my rentals before feels like I’m cutting off a leg and paying close to 100k for cap gains is really starting to eat at me 😵‍💫Any chance you would be so kind as to send me a link to something in the ballpark of what you’re suggesting this way I can get an idea of area and what this type of property could look like!

It looks like a great idea on the surface but the numbers don't stack up from a risk/return point of view as far as I'm concerned (it could be different for you depending on your return expectations).

., that's a good idea, I'll try that and post if its a possible workaround.